As a FTB what is the most important piece of guidance you can give me concerning purchase conveyancing in West Hendon?
Not many law firms shout this from the rooftops but conveyancing in West Hendon and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists lots of room for confrontation between you and others involved in the ownership transfer. For instance, the vendor, selling agent and on occasion a bank. Choosing a solicitor for your conveyancing in West Hendon an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose role it is to look after your legal interests and to keep you safe.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your solicitor ahead of the other parties in the home moving process.
My grandmother passed away six months ago and as sole heir and executor I was left the house in West Hendon. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
The mortgage over my property is with HSBC for my property in West Hendon. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
Your original mortgage agreement with HSBC will provide that you need their approval before letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel lawyer.
My offer was accepted on a property in West Hendon on 10/10/2024, valuation was booked five days later, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Coventry BS have agreed my mortgage in principle, my offer on a house in West Hendon has been accepted, what are the next steps?
Your property agent will want to be advised as to your conveyancing practitioner's details (be sure the property lawyers are on the lender’s panel). Contact Coventry BS or the broker and complete any relevant documentation. Coventry BS will appoint a valuer who will get in touch with the estate agent or owners to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. Coventry BS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in West Hendon.
The deeds to my house can not be found. The lawyers who conducted the conveyancing in West Hendon 5 years ago have long since closed. What are my next steps?
In today’s world there are duplicates made of almost everything, and your conveyancer should be aware exactly where to look for all the suitable paperwork so you may buy or dispose of your house without any difficulty. If duplicates are not available, your solicitor may be able to put in place insurance or indemnities against future claims on your premises.
I'm buying a new build house in West Hendon with a mortgage from Skipton Building Society. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not disclose to my conveyancer about the side-deal as it would jeopardize my loan with Skipton Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a flat up to £195,000 and found one near me in West Hendon I like with amenity areas and railway links nearby, the downside is that it's only got 51 remaining years left on the lease. There is not much else in West Hendon in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.